Conventionally with a friend who is a mortgage broker, and then privately with my grandparents for the down payment.

We want to use a conventional loan, but those have a 60 day occupancy clause, and CA requires 60 days' notice to vacate.

So you might be hard pressed to use income in either scenario with a Government/Conventional type of loan.

So you would recommend using a conventional loan? 

I have 2 two story properties adjacent to each other that are currently vacant and uninhabitable, the roof is collapsing and the wooden beams are rotting etc.

okay so I'm ready to take the plunge into real estate investing. looking for multifamily properties in the south New jersey Market I have 80k to invest.initially I was just planning on doing a conventional loan with 25% down and 5% percent interest rate.so thats probably enough money for my first deal but then that has me thinking about whats next. how will I fund the next deal. so what I was thinking was if I could find a way to pay less then 25% down for each deal. anybody have any ideas on how to do this?

Out of curiosity, why not just doing a conventional purchase for at least part of the purchase price?

I continually find deals but utilized my limit on conventional loans and joint ventured (JV) with family members & friends motivated to invest.

Your ARV I’m sure will be much higher once renovated so you can just apply for a conventional mortgage after the fact.

For conventional loan the appraiser does not use a price per square footage to build.